20 Hy-sil Ave · Chelsea, MA 02150

$4,440,000

352 bd · 256.0 ba · 14,478 sqft · MultiFamily · 10 Days on market

Built 1978 Good condition 6,680 sqft lot

---

Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 16 units. estimate disagrees with records

Listing remarks

Northeast Private Client Group is pleased to present The Hy-Sil Apartments, a 16-unit apartment complex located at 7 & 20 Hy-Sil Avenue in Chelsea, Massachusetts. The Hy-Sil Apartments are comprised of (9) one-bedroom, (4) two-bedroom, and (3) three-bedroom units. Tenants are responsible for their own electric which is the source of heat & hot water. There is ample off-street parking and on-site coin-op laundry. The majority of units have been renovated, offering updated interiors that enhance rental upside and minimize near-term capital expenditure requirements. All interested and qualified parties will have the opportunity to walk the premises and obtain additional information

Key facts

• Off street parking
• Updated interiors
• 6,680 sq ft lot

Tags

• 16 UNIT APARTMENT COMPLEX
• OFF STREET PARKING
• ON SITE COIN OP LAUNDRY
• UPDATED INTERIORS

Property features AI

Finance

• Other: Building total area: 14,478 square feet; Above-grade finished area: 7,798; Below-grade finished area: 6,680; Lot size approximately 0.15 acres; Listing status: Active
• HOA & community: Not a senior community

Exterior

• Parking: 16 open/off-street parking spaces
• Utilities: Public water; Public sewer; Electric service: 60 amps or less; Electric hookup for range and oven
• Home design: 5+ family property with units up/down; Three stories
• Construction: Brick construction; Concrete perimeter foundation; Built (year from public records)
• Exterior features: Paved driveway and off-street parking; Public road frontage; Rubber roof

Interior

• Bathrooms: 16 full bathrooms
• Interior features: Total of 52 rooms; 16 full bathrooms; Two separate leased units

What this means for you Summary

Snapshot

• This is a 16 × 22-bed/16.0-bath units multifamily listed at $4.44M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $15k ($178k/yr) — positive. Per door: $927/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($58k rent vs $4.44M).
• Cap rate 10.3% vs local median 3.6% in Chelsea — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#103 in MA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D+, crime F, cost of living F.
• Chelsea (suburban): math 12% / reading 24% proficiency, ranked #294 of 302 in MA (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 48 active listings in the ZIP; 2,207 units permitted in Suffolk County in 2024 (1,961 in 5+ unit buildings).
• At $57,606/mo this rent would consume 958% of the median local household income ($72k/yr) (locally 3332% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $31k of loan paydown is wiped out by about $133k of value loss. Plan a longer hold.
• Suffolk County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $1.24M cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $4,440,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.05% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $228,504
• Equity at exit: $662,018

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $1,430,234
• Equity at exit: $383,890

Cash invested: $1,243,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 20 Strongly Tenant-Friendly
• State Massachusetts: 20 Strongly Tenant-Friendly · D+15
• County: — inherits STATE
• City: — inherits STATE

Cambridge / Boston historically rent-controlled (preempted 1994 but consideration ongoing); strong tenant protections; court backlogs.

Methodology + full state rankings →

ZIP-level market 02150

• Home prices YoY: -20.3%
• Rents YoY: 3.0%
• Active inventory: 48
• Price-to-rent: 102.8×

Monthly cashflow live

• Estimated rent: $57,606 medium
• Mortgage (P&I): −$23,284
• Tax est. 1.5%: −$5,550 /mo · $66,600/yr
• Insurance: −$1,850
• HOA: −$0
• Vacancy / Maint / Mgmt: −$12,097
• Net cashflow: $14,825

Break-even live

Break-even rent $38,840

Max offer price $4,440,000

Occupancy floor 69%

16-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 16× units	22	16	$57,600
Total (16 units)			$57,606

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $1,110,000
• Closing costs: $133,200
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $4,440,000 Active 10 DOM
2. 2026-06-17
   days on market $4,440,000 Active 9 DOM
3. 2026-06-16
   days on market $4,440,000 Active 8 DOM
4. 2026-06-15
   days on market $4,440,000 Active 7 DOM
5. 2026-06-13
   statusdays on market $4,440,000 Active 5 DOM
6. 2026-06-08
   remarks 691-char remark
7. 2026-06-08
   listed $4,440,000 New 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $691,272
• − Mortgage interest: −$248,709
• − Property taxes: −$66,600
• − Insurance: −$22,200
• − Repairs & maintenance: −$55,302
• − Management: −$55,302
• − Depreciation: −$129,164
• Taxable income: $113,996
• Est. tax owed @ 24.0%: −$27,359
• After-tax cash flow: $150,540/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

The Hy-Sil Apartments present as a well-maintained, move-in-ready property with good condition and minimal repairs needed. Painting and landscaping improvements can further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics, attracting more tenants and buyers.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics, attracting more tenants and buyers. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Chelsea
• NCES district ID: 2503540
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 24% ▼ -8.00%
• Median HH income: $46,339
• Composite: 15.86/100
• National rank: #9259
• State rank: #294 of 302 in MA

Livability — Chelsea

• Score: 73/100
• State rank: #103
• US rank: #5375

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment B- Housing B Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chelsea, MA
• County: Suffolk County · 777,335 people
• City population: 39,908
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 39,908
• Household income: $72,179
• Rent vs Own: 74.0% rent · 26.0% own
• Severe rent burden: 3332.0

Population outlook (Suffolk County) Hauer SSP2

• Today (2025): 915,464 people
• By 2030: 983,798 · +7.5%
• By 2040: 1,119,602 · +22.3%
• By 2050: 1,255,187 · +37.1%
• By 2075: 1,534,434 · +67.6%
• By 2100: 1,748,505 · +91.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% Two or more races 51% White 20% Black 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 9% Dominican 4%
• Common ancestry: Estonian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 45% · Canada, Jamaica, China
• Languages at home: 30% English-only · Spanish 59% Other Indo-European 3% Arabic 2%

Political lean MEDSL · Suffolk

• 2024 margin: Solid D (+52.5) · D 74.8% · R 22.4% · Other 2.8%
• 2008→2024 swing: -3.2pp toward R · 2008: 55.7pp · 2024: 52.5pp
• All cycles: 2024: D+52.5 2020: D+63.2 2016: D+63.0 2012: D+56.7 2008: D+55.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.21%
• Current HPI: 397.5973
• Rent YoY: ▲ 3.05%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: ▲ 2.28%
• F500 in state: 38

Industry mix (Fortune 500 HQ in MA)

Industry	F500 HQs	Revenue
▸Technology	3	$17B
▸Insurance	2	$84B
▸Retail	2	$76B
▸Life Sciences	1	$43B
▸Energy Technology	1	$31B
▸Aerospace / Defense	1	$18B

Price history

1 event — show timeline

• 2026-06-08 Listed $4,440,000 MLS PIN